153 E Fulton St · Long Beach, NY 11561

$799,000

6 bd · 4.0 ba · 2,620 sqft · MultiFamily public records · 8 Days on market

Built 1989 4,000 sqft lot Est $914k · 13% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.6/30.0
• ARV discount +13.2/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• Schools +5.9/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to one of Long Beach's most compelling real estate opportunities — a fully legal two-family home that delivers exceptional versatility, strong income potential, and a lifestyle most only dream about. Whether you're a savvy investor seeking immediate cash flow or an owner-occupant looking to have your mortgage paid for you, 153 E Fulton Street is the property you've been waiting for. This generously proportioned home spans three levels — upper two units offer 3 spacious bedrooms and 2 full bathrooms each, giving you a total of 6 bedrooms and 4 bathrooms across the property. Both units are thoughtfully laid out with comfortable living spaces, making them highly attractive

Key facts

• Full basement
• Two family home
• Boutique shopping

Tags

• TWO FAMILY HOME
• FULL BASEMENT
• ACCLAIMED DINING
• BOUTIQUE SHOPPING
• LONG BEACH LIRR STATION

Property features AI

Finance

• Financial info: No investor or income/expense details provided

Exterior

• Parking: Driveway; On-street parking; No carport
• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected
• Home design: Duplex
• Construction: Frame construction with vinyl siding
• Exterior features: Back yard and front yard; Garden; Fenced; Near public transit, schools and shops; Not waterfront

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 3-bedroom units
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Ductless cooling and wall/window units
• Interior features: Primary bathroom; Deck, porch and terrace
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive. Per door: $451/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $799k).
• Cap rate 8.3% vs local median 2.1% in Long Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#84 in NY, #1,285 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Long Beach City School District (suburban): math 66% / reading 65% proficiency, ranked #150 of 590 in NY (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 312 students, 31% FRL); Long Beach Middle School (math 39% / reading 61%, grade C, #261 of 729 statewide, top 36%, 721 students, 25% FRL); Long Beach High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,314 students, 31% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 353 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• At $9,187/mo this rent would consume 78% of the median local household income ($142k/yr) (locally 1284% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $289k; list at $799k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $799,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $914,380
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 E Harrison St	0.15mi	5/3.0 (-1)	2,710 (+3%)	4mo	$950,000	$351	75
26 Lancaster Rd	0.55mi	5/3.0 (-1)	2,524 (-4%)	1mo	$750,000	$297	59
429 E Park Ave	0.42mi	5/3.0 (-1)	2,791 (+6%)	8mo	$975,000	$349	54
565 E Hudson St	0.59mi	5/3.0 (-1)	2,407 (-8%)	12mo	$999,000	$415	40
259 W Hudson St	0.70mi	5/3.0 (-1)	2,352 (-10%)	4mo	$775,000	$330	38
615 E Olive St	0.73mi	5/4.0 (-1)	2,979 (+14%)	8mo	$935,000	$314	31
161 W Walnut St	0.61mi	7/6.0 (+1)	3,000 (+14%)	10mo	$1,243,750	$415	26
149 W Chester St	0.55mi	7/2.0 (+1)	2,925 (+12%)	20mo	$762,000	$261	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-54,033
• Equity at exit: $119,133

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $103,388
• Equity at exit: $69,083

Cash invested: $223,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11561

• Rents YoY: 4.8%
• Active inventory: 353
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $9,187 high
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,372 /mo · $16,465/yr
• Insurance: −$333
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,929
• Net cashflow: $902

Break-even live

Break-even rent $8,045

Max offer price $799,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,355	-5% $1,128	+0% $902	+5% $676	+10% $450
Rent	-10% $177	-5% $539	+0% $902	+5% $1,265	+10% $1,628
Rate	-1.0pp $1,305	-0.5pp $1,106	base $902	+0.5pp $695	+1.0pp $485

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$9,188
Total (2 units)			$9,187

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 W Hudson St Long Beach, NY	6.0	2.0	2000	$6,500	$3.25	20d	1	0.74mi

Listing history 7 events

1. 2026-06-18
   days on market $799,000 Active 8 DOM
2. 2026-06-17
   days on market $799,000 Active 7 DOM
3. 2026-06-16
   days on market $799,000 Active 6 DOM
4. 2026-06-15
   days on market $799,000 Active 5 DOM
5. 2026-06-13
   days on market $799,000 Active 3 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $799,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $16,465 · $1,372/mo
• Projected year-2 tax: $16,465 · $1,372/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $110,244
• − Mortgage interest: −$44,756
• − Property taxes: −$16,465
• − Insurance: −$9,520
• − Repairs & maintenance: −$8,820
• − Management: −$8,820
• − Depreciation: −$23,244
• Taxable loss: −$1,380
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $11,159/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Long Beach City School District
• NCES district ID: 3617730
• Math proficiency: 66% ▼ -6.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $86,938
• Composite: 59.18/100
• National rank: #947
• State rank: #150 of 590 in NY

Livability — Long Beach

• Score: 82/100
• State rank: #84
• US rank: #1285

Category grades

Amenities B+ Commute A+ Cost of living F Crime A+ Employment A+ Housing A- Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Beach, NY
• County: Nassau County · 653,051 people
• City population: 38,708
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 38,708
• Household income: $141,629
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1284.0

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 1,409,302 people
• By 2030: 1,431,482 · +1.6%
• By 2040: 1,471,607 · +4.4%
• By 2050: 1,502,845 · +6.6%
• By 2075: 1,575,403 · +11.8%
• By 2100: 1,554,356 · +10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 14% Two or more races 7% Asian 5% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 4% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 3% Tagalog/Filipino 2%

Political lean MEDSL · Nassau

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -12.6pp toward R · 2008: 8.4pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: D+9.5 2016: D+5.3 2012: D+6.7 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1067.69%
• Current HPI: 309.3598
• Rent YoY: ▲ 4.84%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+176.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $799,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $799,000 OneKey® MLS as Distributed by MLS Grid
• 1991-12-03 Sold (Public Records) $289,000 Public Records

Property tax history

+7.7%/yr

Latest (2024): $16,465 · +3.1% YoY. Source: county tax records.